Accessory dwelling units (ADUs), also known as mother-in-law units, granny flats, casitas, and a number of other names, are popular additions right now for homeowners in and around Long Beach.  These independent living quarters, which are built on the same lot as a single-family home, can add a great amount of value to Long Beach properties.

The good news is, not only does the City of Long Beach (and the state of California, for that matter) allow ADUs, they actually encourage their construction!

As you are probably aware, there is a major shortage of affordable housing in Long Beach and the surrounding areas. Apartment complexes have waiting lists, and affordable homes to rent are next to impossible to find. For this reason, the state of California has loosened some of the requirements that used to discourage homeowners from building ADUs on their properties. For example, HOAs are not allowed to reasonably prohibit the building of ADUs within their communities, and homeowners no longer have to pay any impact fees for ADUs under 750 square feet.

If you have room on your property, building an ADU can be a great investment. You may need the space for an aging family member who still wants to live independently, but needs a little assistance, or an adult child who wants to stay near family and needs an affordable place to stay. Or you may simply want to build it as a rental unit and earn some extra income for your household. Whatever the case may be, adding an ADU to a property will certainly increase its value if you do it right (build it to code and go through the permitting process).

Some homeowners already have a building on their property, such as a garage or other type of outbuilding that they can convert into an ADU, while others need to build their ADU from the ground up. Whatever the case may be, it would be wise to bring an experienced Long Beach architect in on the project. An architect can help design an ADU that will best serve the purpose for which it is being built. For example, if the ADU is being constructed for an elderly family member, an architect may add features such as wider hallways, a walk-in shower, and other accommodations for those with reduced mobility. If the ADU will be used as a rental unit, they can help design a unit that will give both the homeowner and the renter an adequate amount of privacy.

An architect can also design the ADU in a way that matches or complements the style of the main house, help with the process of obtaining permits, and oversee the construction.

If you have been thinking about building an ADU on your Long Beach property, contact us at Grisafe Architecture. We can give you some insight into what the process looks like and talk about any ideas you may have.

Grisafe Architecture has a great relationship with the City of Long Beach, as well as the planning departments of many of the surrounding cities.

Working with an architecture firm that is respected by, or at least very familiar with, those in their local city planning department(s) is more important than you might think. It can go a long way toward keeping your project moving forward in an efficient manner.

Each city has its own way of doing things and ways in which they like to see things done by architects or general contractors who are submitting plans to them. Since our architecture firm has been working in this area for a while now, we are well aware of what each city planning department wants to see in the plans we submit, and we are able to format them accordingly. We also speak the same “language” as those who work in city planning departments, so when they ask for things like Cal Green Notes, Title 24 calculations, a WQMP, or a FEMA valuation, we know exactly what they need to satisfy their requirements.

The team at Grisafe Architecture is well aware of many of the local codes that apply to typical residential or commercial design projects. We also do our best to stay informed of any changes to the code by continually exposing ourselves to relevant classes, seminars, and periodicals. When an atypical situation arises in a project we are working on, we know where to look or who to ask to find the applicable code requirement.

The plans we submit are often approved quickly and require few revisions from the city planning departments, which helps to keep our clients’ projects on schedule.

In addition, our firm has a great reputation throughout the Long Beach area. We are well respected by local officials, as well as by other professionals in the building and construction industries. We are always looking for ways to give back to the communities in which we live and work and make connections with others who are working to benefit the community. For example, Mark Grisafe, Grisafe Architecture owner and lead architect, currently sits on the Cultural Heritage Committee for the City of Long Beach and has served as a consultant to a local community center. Our firm was also one of only two architecture firms that was involved in the beta testing process for the Long Beach City Planning Department’s new online plan submission system.

Working with an architecture firm that is well connected and respected in their area isn’t the most important factor when choosing an architect, but it is certainly a factor worth considering. As you’re talking with architects about your upcoming project, you might want to make a point of asking them about their relationship with the planning department in the city in which your project is located and take note of their answer.

Some people view hiring an architect as just one more expense in the already expensive process of building or remodeling a structure, when in fact, hiring an architect should be seen as a valuable investment in the overall success of the project.

A good Long Beach architect can provide you with a superior end result on your building or remodeling project. Architects are trained to see the possibilities in an existing space and can envision the brand new home or building that will meet all of your stated goals. An experienced architect can recommend solutions that you may not think of on your own or solve complex problems that require special knowledge or expertise.

Contrary to popular belief, architects aren’t just used for big projects like commercial building design or custom home design. The average homeowner looking to do an addition or remodel their existing space can benefit greatly from using an architect, as can the owner of a commercial space that wants to have some tenant improvements done. A small project isn’t always as straightforward as it may seem and often needs the expertise that an architect can provide.

One of the most valuable aspects of hiring a Long Beach architect is that he or she can produce clear and accurate architectural design plans. These plans will be presented to the city for approval. They will also be given to any general contractors you wish to have bid on the job. When general contractors receive thorough and easy-to-read drawings, they are able to more accurately price the job. Good drawings will also create less confusion for your contractor down the road and will lead to a better finished product that is in line with what you are envisioning.

An architect can also advocate on your behalf with the city planning department. Have you ever tried to navigate the permitting process? We have—many times. It’s not a simple process—especially for the uninitiated!

At our Long Beach architecture firm, we’ve had several clients come to us after MONTHS of trying to get approvals from their city planning departments on their own! These are smart and otherwise accomplished individuals who thought they would be able to draw up some simple plans, submit them to the city for approval, and start the construction process within a matter of weeks. Unfortunately, that’s not how the process works (at least not in California). Some of the local code requirements are very complex. At Grisafe Architecture, we actually have a dedicated building code specialist in our office to make sure all of our designs are in compliance before they are submitted to the city for approval. After the plans have been submitted, we do all of the necessary follow-up work until all of the approvals have been received.

Once construction begins on your project, our architecture firm can work directly with your general contractor to make sure the plans are being followed and to help keep things moving forward.

To summarize, a good Long Beach architect can be a valuable resource for you—all the way from the early days, when your project is just an idea in your head, to its final completion. Contact us at Grisafe Architecture to learn more about how we can help you with your upcoming project.

An architect can absolutely help you with the process of getting your remodel or building project permitted! In fact, an architect is probably the best person for the job.

Many people who undergo a residential or commercial project that requires a permit think they need to rely on their general contractor to help them navigate the permitting process. While a general contractor is certainly qualified to do this, you may want to consider having your architect take on this portion of the job.

A general contractor is typically not privy to the conversations that went on during the design portion of the project. He or she may not know why certain design decisions were made—what problems they were intended to solve or what desire they fulfill. So, when the city takes issue with a portion of the design, the contractor might have a difficult time coming up with an alternate solution since they don’t know why it was designed that way in the first place.

An architect, on the other hand, is the person who knows the project inside and out. If the city requires any changes to the design, an architect will be able to offer a solution that satisfies both the city’s requirements and the client’s.

At our Long Beach architecture firm, we work with a lot of great general contractors in and around the Long Beach area. We have found that many of them are what we would call “do-ers.” They prefer to be on the job site, getting things done on the construction side of the project. One of the last things they want to do is spend their time talking to people in the city planning department, trying to decipher building codes.

To put it mildly, dealing with city planning departments can sometimes be a challenge. Two people within the same department might interpret a particular code differently. Or something that’s really important to one city might not be a big deal in the neighboring city. An architect deals with building codes and city planning departments on a regular basis. We know the patience and diligence it often takes to get plans approved. We have great relationships with the cities in our area. They have respect for our work, and our plans often get approved quickly with few to no issues. However, when issues do arise, we are able to find creative solutions that don’t compromise the design.

All of this being said, not every Long Beach architect is willing to work with the city on their clients’ behalf. Some prefer to completely hand off the project to a general contractor once the design portion is completed. As you interview architects in Long Beach, make sure you ask about their preferred level of involvement in the permitting process.

At Grisafe Architecture, it is our preference to work with our clients all the way through to the completion of their projects. We want to make sure that all of their requirements and wishes are implemented to their satisfaction. If it looks like their vision will be compromised at any phase of the process, we want to step in on their behalf and make things right. Sometimes, this means we need to come up with creative solutions when the city planning department asks for changes to our drawings, which we are happy to do. It’s part of advocating for our clients, which is at the core of what we do at our Long Beach architecture firm.

The client’s role is at the core of the architectural or interior design process. Everything the architect does is to achieve the vision established with the client. The client knows they want a new building, a remodeled home, an interior improvement, etc., but the client may not know exactly what their need entails or they may lack a fully developed vision. An experienced architect empowers the client with the correct advice to make important decisions during every step of the process.

Not all architects value the level of input that Grisafe Architecture welcomes from our clients. Our clients are as involved in the process as they wish to be. We are open to any and all requests and suggestions from our clients, knowing that they are the experts when it comes to how the space will be used. We truly consider our clients valuable members of our team and enjoy the collaboration we have with our clients to bring about inspiring end results.

When clients come to us with specific ideas, it often provides a great jumping off point for the architectural design process. While we aren’t always able to accommodate every item on our clients’ wish lists due to code restrictions or other factors, we are almost always able to satisfy the need or want behind that suggestion by coming up with creative design solutions.

When we design for residential projects, we start the process by asking our clients a lot of questions. We ask things like: Who lives in the home? How do they envision the new or remodeled home will be used? What types of feelings do they want the new space to invoke? What do their family’s future plans look like? We don’t want to just design beautiful spaces, but also spaces that will be used and enjoyed, and that will serve the family well for many years to come! We can only do this with extensive input from our clients.

On commercial projects, our Long Beach architecture firm works closely with clients to design spaces that will support both the goals of their companies and the ways in which they conduct their businesses. No two businesses are the same, so every commercial space needs special consideration. We spend a lot of time getting to know our clients’ specific businesses and understanding their unique needs in order to create spaces that will work well for them and that they can be proud of.

We can also work with commercial landlords to design spaces that will appeal to many different types of potential tenants, helping them secure long-term tenants and get top dollar for their leased units.

In the end, a tight collaboration between an architect and a client tends to lead to better results and a higher level of satisfaction for the client. If you’re looking for a Long Beach architect who will listen to you and allow (and even encourage) you to be heavily involved in the design process, contact us at Grisafe Architecture.

This probably isn’t the answer you’re looking for, but the real answer to the question of how the long the architectural process takes is, “it depends.” The timeline really does vary from project to project.

Sometimes, the architectural design phase of the project can go fairly quickly for clients with relatively simple projects or for those who come in with a good idea of what they want and have minimal changes during the process. For more complex projects—especially those that require bringing in specialists like engineers or Title 24 consultants—the design process may take longer. The process can also be lengthened by clients who want substantial changes after the original plans have been drawn up.

Once the plans are submitted to the city, it can take several weeks to several months to get approvals, depending on the complexity of your design project. Every city is a little bit different. In the City of Long Beach, for example, the first plan check tends to take about four to six weeks, and a subsequent review will require approximately another two weeks. If your project has to go through the Coastal Commission for approval, it can add multiple months to the project timeline.

Fortunately, Grisafe Architecture has good relationships with the city planning departments in Long Beach and the surrounding cities. We submit drawings in the manner in which the cities are accustomed to seeing them and our plans generally require few, if any, revisions from their planning departments.

We occasionally get asked by potential clients if we will help them forgo the permitting process to save some time. The short answer is no. We require that every project we work on goes through the proper approval process. Of course, we will do everything we can to help speed that process along, but every project needs to be permitted and meet all applicable codes.

The longest phase of a project is typically the actual construction. Our clients often retain our architecture firm to help with construction administration in order to reduce delays and keep the final project cost under control. We can work directly with our clients’ general contracting companies to answer any questions they may have during construction and we can also meet with city inspectors, if needed.

A good architect moves a project smoothly through each stage. Our experienced team does research into any applicable codes upfront, to avoid costly (in both time and money) revisions later. We pride ourselves in our excellent communication with clients, city officials, and contractors, knowing that good communication is often the key to keeping projects moving forward and helping them be completed in a timely manner.

At Grisafe Architecture, we typically charge our clients by the project, rather than charging an hourly rate, so we have no incentive to drag projects out longer than necessary. We want to see our clients enjoying their new homes or places of business as soon as possible!

Get in touch with us today to learn more about the architectural process or to start a conversation about your upcoming design project in or around Long Beach.

At Grisafe Architecture, we employ a five-stage process in our architectural design. This is a fairly typical process you’ll find with many architects in and around Long Beach. However, the difference is the manner in which these processes are practiced. The best architects in Long Beach deliver a highly personalized client experience throughout the process.

The five-stage process we follow at Grisafe Architecture is as follows:

Schematic Design

This first phase is arguably the most important one in the process. This is when the large-scale decisions are made, such as spatial requirements and the general style of the home or building. In this phase, our firm will ask our clients many questions to get a good idea of how the space will be used, what type of look and feel they want in the space, and any special considerations we should keep in mind.

Our firm takes all of the information we receive from our clients and produces concepts that solve the clients’ specific wants and needs. Clients get the chance to review multiple concepts before initial plans are submitted to the city for a preliminary code review.  By the end of this phase, they will have a good sense of the general floor plans and the building elevations.

Design Development

In this phase, the architect and the client begin to hammer out the finer details of the project. The best concept from the Schematic Design phase is selected and is then developed to a point where the design intent can be communicated to both the client and the city, and a rough budget is established. At the end of this phase, the resulting plans will be sent to a structural engineer.

Construction Documentation

This phase is where the architect creates the formal design document that directs construction. It specifies the details of the final design for approvals and firms up budget costs.

Approval & Bidding

Once the preliminary construction documents are complete, it’s time to obtain official approvals from municipal and other authorities. Plans are submitted and any required revisions are made by the architecture firm. Approvals can take several months, depending on the complexity of the project, and whether or not it needs any special approvals, like in the case of historic properties or those that fall under the jurisdiction of the Coastal Commission.

After all relevant approvals are received, the project goes through the competitive bidding process from qualified contractors, the client reviews the bids received from various contractors, and ultimately, a contractor is awarded the project.

Construction Administration

In this final phase, the architect, the contractor, and all sub-contractors will collaborate to ensure the project is built according to the plans, and is completed on time and within the stated budget. Some clients prefer to let their general contractor handle all of the construction details. However, many of Grisafe Architecture’s clients ask our firm to stay involved all the way through the project’s completion.

Throughout the entire five-stage process, the team at Grisafe Architecture maintains regular communication with our clients. We allow them to be as involved as they want to be in the process and listen carefully to their needs, ideas, and concerns. We navigate the complex approval process on their behalf and help them achieve their desired results by seeing things through to the end.

Every architect does things a little bit differently when it comes to compensation. At our Long Beach architecture firm, we typically charge our clients by the project, meaning, we give them an upfront price for the total cost of their project. However, there are certain projects for which we may choose to charge an hourly rate, such as for consulting services. Whichever method we use, we do our best to communicate clearly from the beginning about the price.

Most of our clients prefer to be charged a flat fee, so they are able to budget for the design portion of the project. That being said, even if we do choose to charge an hourly rate, we do our best to give our clients an estimate of how many hours we expect the project to take, so they can also budget accordingly. If, during the course of the project, we determine that it will take longer than originally expected, we will be sure to communicate that to the client. We know no one likes surprises on their final bill. Good communication is key here.

When we charge a flat fee, the price we give the client upfront will be the final price, unless the client wants to change the scope of the work on their end after the contract is signed. It also may happen that a client will want to make substantial changes after their plans have already gone through the approval process with the city. In these types of situations, we will always inform the client what additional charges will be incurred if they want us to proceed with the work.

At Grisafe Architecture, our compensation rates are competitive with other Long Beach architects. However, we believe the level of service and the experience we provide exceeds what other architects typically deliver. We see ourselves as true advocates for our clients, always looking out for their best interests.

Although hiring an architect (or any type of professional, really) is not inexpensive, the cost is well worth it when you consider the fact that an architect can help you avoid costly mistakes, and can also keep a project from dragging on longer than it needs to. If you are on a tight budget for your Long Beach home improvement project, tenant improvement project, or ground-up build, choosing to do it without an architect is not recommended. A good architect can help in many ways other than just by providing you with architectural drawings. He or she can help you navigate the permitting process, connect you with other trusted professionals, and help manage the building process. They may even be able to make cost-saving suggestions that will help offset the cost of their services.

If you have any questions about the cost of the architectural services at Grisafe Architecture, please don’t hesitate to contact us. We would be happy to set up a consultation with you to discuss your project in order to provide you with an estimate.

An architect’s fees are not insignificant, but they must be considered in a wider context of a building or remodeling project. A better question to ask, rather than how much architectural services will add to the cost of a project, would be, “With an architect, can the investment I’m putting into my project deliver stronger benefits to my business or family?” The answer to this question is always “Yes.”

When project budgets are in the five-to-seven-figure range, as most residential or commercial building projects are, professional architecture services are critically important. At this project level, clients need to protect their project from expensive mistakes and delays. A good architect’s precision and wisdom can help small businesses and homeowners get the most from their investment and deliver a better end result.

At our Long Beach architecture firm, we’ve seen many instances of homeowners or business owners trying to “go it alone,” without a Long Beach architect on their team. We’ve seen others who choose to rely on their general contractor to aid them with the design and permitting processes. Often, these people come to us after spending many frustrating months trying to get their design plans approved or running into other roadblocks that keep their project from moving forward. Those who work with an architect from the beginning tend to have their projects completed in a more timely manner.

An experienced architect will not only draw up the plans properly—in a way that city planning officials are accustomed to seeing them—but he or she can also help homeowners and business owners navigate the process of getting everything approved and keep construction moving forward. Grisafe Architecture, we are your advocates! We will work on your behalf with all relevant city officials, as well as other professionals, such as general contractors and engineers.

While we certainly understand that those undertaking a large remodeling or building project would want to save money and cut costs where they can, forgoing the services of an architect is not recommended. A good Long Beach architect who is familiar with local codes can often help save their clients money. At Grisafe Architecture, we specialize in helping our clients come up with creative solutions that meet all of their needs in the most cost-effective way possible. We also do our best to help minimize future expenses by selecting durable and time-tested materials and working with well-respected contractors who do quality work.

As for what the services of an architect will add to the overall project cost, you can expect to spend approximately 10-15% of a project budget on architectural services. The cost will vary based on the complexity of the project and the level of involvement you need from your architect. Contact our Long Beach architecture firm to discuss a quote for your specific project.

Finding the best Long Beach architect for your project may take a bit of research on your part. Some architects specialize in commercial projects, while others do only residential. There are those that prefer to do only small home remodeling or tenant improvement projects, and then there are those who do only large, ground-up building projects.

At the bare minimum, you should be sure to verify that any architect you work with is licensed in the state in which your project is located. If your project is in California, you can check an architect’s license on the California Architects Board website. It is also recommended that you find an architect who regularly works in the city where your project will be completed. That way, they will likely be familiar with local codes, all well as how city planning departments tend to interpret those codes.

At Grisafe Architecture, we find that many of our clients come to us based on referrals from past clients. But not everyone who is in need of an architect knows of someone who has used an architect before. If that’s you, you will probably start your search for a Long Beach architect online. You may do a Google search for something like “architects in Long Beach” or “Long Beach architecture firm.” As you come across the websites of different architects and architecture firms, really take the time to look through their websites. Look at their portfolios to see what types of projects they’ve completed. Read their blog if they have one. Read their About page to get a sense of their approach to architectural design and working with clients.

Once you’ve narrowed down your search to a few good local architects or firms, start contacting them. Schedule an initial phone call or meeting to talk about your upcoming project, ask some questions, and get a quote. As you compare quotes, don’t just look at the bottom line, but at the services they will be providing as well. Make sure their service offerings match your needs. Also consider how easy or difficult it is to communicate with them in your initial conversations, as that will likely be indicative of how the communication will be once your project commences.

You may even want to ask some specific questions about the amount of involvement the architect allows their clients to have. If you want to be able to check in frequently with your architect or be heavily involved in the project design, you need to make sure this is something the architect welcomes.

Not every project will be the right fit for every architect, and a good architecture firm will know when to say “no”’ to a project that doesn’t match their skills or expertise. If your project is not right for us at Grisafe Architecture, we will do our best to refer you to another Long Beach architect or architecture firm that we think would be a better fit. However, with our team’s years of experience on projects of all sizes and types, we are able to help a majority of the commercial and residential design clients that come our way.

Best of luck in your search for the right architect for your upcoming project! If you think Grisafe Architecture may be able to help you, contact us to get the conversation started.

In general, any new build or remodeling project—commercial or residential—that involves moving or removing walls or making any other type of structural changes will require the help of an architect. Even seemingly small remodeling projects can benefit from the expertise of an experienced Long Beach architect.

There may have been a time in California when you could get away with submitting your own drawings or those that your general contractor put together for a building or remodeling project, but with today’s detailed code requirements and the level of scrutiny given to building plans, professionally drawn architectural plans are pretty much a necessity. An experienced architect will know the local codes and how the city planning department tends to interpret them. They will also be able to draw up and submit plans in the manner in which the city is accustomed to seeing them, helping your plans pass through the approval process in a timely manner.

A talented architect will be able to provide other valuable advantages as well. They will ensure that the design of a home or building meets the needs of its occupants through its allocation of space, its flow, and aesthetics. They can take into account things like natural lighting, a special view that should be highlighted, or any special accommodations needed by the specific residents or employees. In addition, an architect can make sure the more technical aspects of your project are handled correctly, such as:

• Federal, state, and municipal code compliance
• Structural engineering
• Electrical, mechanical, and plumbing system design
• Energy efficiency
• Americans with Disabilities Act (ADA) compliance

In addition, your architect can serve as your project manager. Many people assume that once the architectural drawings are completed and approved by the city, their architect’s portion of the project is finished. This may be true in some cases, but in many instances, an architect stays involved from start to finish. An architect can work directly with your general contractor to ensure that your vision is successfully realized.

In short, you should consider using the services of an architect for any project that goes beyond simply changing out the finishes of your home or commercial space. A Long Beach architect can save you time by navigating the complex approval process for you, and they can often save you money by helping you avoid costly mistakes or future problems. But perhaps most importantly, using an architect will almost certainly bring about a more satisfactory end result that meets your needs and that checks off all the items on your wish list.

Contact Grisafe Architecture to see how we can help you with your upcoming project in the Long Beach, California area.

An architect designs structures, interiors, and landscapes to give beauty, function, and strength to the built environment. A good Long Beach architecture firm delivers this with an exceptional standard of care to ensure that the design meets the client’s needs, and that the finished project is built correctly and according to code, as well as on time and within budget. Many clients choose to have their Long Beach architect involved with their project from start to finish—from concept to construction completion.

At our Long Beach architecture firm, we start by learning about what our client is hoping to achieve with their project. Perhaps it’s expanding their family’s home or building a custom home from the ground up. Or maybe the client is a business owner who wants to renovate an existing building to suit their specific business’s needs. Whatever the specific project entails, we work closely with the client to obtain a good understanding of their spatial needs, as well as the look and feel they are going for.

The next step is to create multiple design concepts that address all of the client’s needs and wants and that fit within their budget. These concepts are given to the client to review and the best concept is selected for further design development. From there, the details are specified and a final design is drawn up and submitted to the city for approval. These plans are also the ones that are sent out to general contractors for the competitive bidding process.

Once a contractor is selected and the building process begins, an architect is also able to help oversee the construction to ensure that everything is done according to the agreed-upon design. An architect can also keep the project on track in terms of the timeline and the budget.

An architect should not only be skilled in architectural design and have a good pulse on current residential and commercial building trends, but he or she should also be a good communicator and familiar with the building process. He or she should be budget-conscious and be able to stick to strict timelines. In addition, an architect should have a good network of professional contacts, such as structural and mechanical engineers, Title 24 consultants, interior designers, general contractors, subcontractors, and other building specialists, and maintain good relationships with their local city planning departments.

When taking on a home remodel, a commercial renovation, or a ground-up building project, there is no substitute for a talented, experienced, well-connected architect. A good architect can be an important ally in the entire process, advocating on behalf of the client with city officials, their general contractor, and others.

Contact us at Grisafe Architecture in Long Beach to learn more about how we can help you on your upcoming project.